You're going to want make sure the expectation are crystal clear and easily understood by the tenant. 

If my rent was $150 per month below the market, I will raise it because that's pretty significant to me and even with 2 months vacancy i can easily get the lost profit back after few months of renting for $150 more. 

The lots in N Chatt are steep and sometimes difficult to build on, but it can easily be done.  

Do detailed scopes of work and do detailed release schedules that match obvious progress points that a homeowner easily recognizes.

Then you can easily mange from your phone, heck one of your teenagers could learn to do this and increase their allowance.

I have 3 rehab properties from R2R and 2 have outperformed their proforma and easily cash-flowing $250-300 per month. 

You can use the BP resources and find an agent pretty easily, or you put the state and Realtor and agent into a search togteher.

If you close on the property and then discover the roof is leaking, the main sewer line is nothing but tree roots, really any major expense, that can easily put a borrower in a position where they do not have enough actual cash to solve the problem, so the property loses value due to deferred maintenance, or the borrower digs themselves into more debt, making it even harder to get another loan to cash me out of the equation at that upper 20% of equity.

If you don't have a written, published policy, the judge may agree that you appear to be discriminating against someone based on skin color.If you use a printed application, you can easily create a cover sheet with your application policy.

Good luck, I hope this is easily resolved.